We were about to retain a conveyancing solicitor in Shawbury found on your site but stumbled across alternative quotes via the web seem less pricey – why is this?

One can find hundreds of conveyancing outfits offering at first sight what seems to be very low prices. You should think twice about how much you respect your own move to you are willing to take 'cheap' risks with regard to the standard of the conveyancing. Many of them list a budget quote to grab your attention but plant extra charges in the small print..

Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Shawbury so that I can attend their offices if required.

As opposed to ten years ago, most lenders no longer require their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still distinct benefits to using a locally based practitioner, in your situation a conveyancing solicitor in Shawbury.

We were going to get a OIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Shawbury solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Shawbury solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

My fiancee and I are in the process of viewing flats in Shawbury and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a mortgage with Nottingham.

It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

Completion of my purchase has taken place for my property in Shawbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I'm purchasing a new build house in Shawbury with a loan from Bank of Scotland. The developers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my solicitor about this side-deal as it would affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Jane (my partner) and I may need to rent out our Shawbury garden flat temporarily due to taking a sabbatical. We instructed a Shawbury conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

A lease governs relations between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Shawbury do not contain subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I bought a ground floor flat in Shawbury, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Shawbury with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2079

With 54 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.